Queens Park · Brent · Queen's Park and Maida Vale constituency · 51.53406, -0.22571

NW10 5EX— Queens Park, Brent

Location and area intelligence for NW10 5EX, Queens Park, Brent

The practical family move

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 48/100⚠ Knotweed sites nearby

Best for: Families, Investors, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
87
Schools
90
Transport
48
Environment
64
Investment
68

The bottom line

NW10 5EX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW10 5EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for NW10 5EX

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW10 5EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Princess Frederica CofE Primary School

Good · Inspected Mar 2024 · 2 min walk

KS2: 109.3

—

Secondary

Queens Park Community School

Not yet inspected · Inspected Jan 2025 · 11 min walk

P8: +0.09A8: 49.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 4 min walk

4 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

28.2 incidents per 1,000 residents

Better than 80% of London
→ Stable

-64% vs borough

Crime by type

Anti-social behaviour30%
Other30%
Violence & sexual offences16%
Vehicle crime11%
Drug offences5%
Burglary5%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Willesden Fire Station (G28) · 1.4km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area80.8 m²

EPC breakdown

C
1%
D
4%
E
3%

Based on 8 properties · Confidence: low

Street mix

Terraced 33%Flat 67%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£202,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,386
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2014 · CAGR

+15.9%

Total change

+1136%

Market Activity

Price Velocity & Acceleration

Current Velocity

+172.0%

per year

Acceleration

+219.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Terraced37.5%
Flat/maisonette62.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£70k£70k+0%1
Post-dot-com plateau2001–2002£173k£336k+94.2%1
Pre-crash peak2007–2007£307k£307k+0%1
GFC & correction2010–2012£370k£318k-14.1%1
Help-to-Buy recovery2014–2014£865k£865k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Kensal GreenBakerloo line
4.7 min walk
Kensal Green→ Euston· 4 tph
14 min

Nearby stations

Kensal Green Rail StationLioness
5 min walk
Kensal GreenNational Rail
5 min walk
Kensal Green Underground StationBakerloo
5 min walk
Kensal Rise Rail StationMildmay
5 min walk
Willesden Junction Underground StationBakerloo
16 min walk
2 bus routes · 4 stops within 400m · 16 buses/hr peak

51

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★44 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City53 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park594m
Santander docks (800m)0
Nearest cycle dock1.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 4.4 km

Energy

Solar: 855 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield854.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAVERTON SURGERY

51 STAVERTON ROAD, NW2 5HA

14 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt Charles' Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

14

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

24

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 686 m
10 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
981 licensed premises in borough386 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

470m

Post office

Nearby shops

C&D Food & Wine43 m
Kensal Green Crocery53 m
Crazy Baker459 m
Behest466 m

Nearby cafes

Sonora63 m
One One Six180 m
Morty and Bob's186 m
L'Angolo193 m

Nearby restaurants

The Cedar54 m
Ciullo's411 m
SLB Sports Bar430 m
Eat Sushi432 m

Nearby pubs

The Island147 m
Maggie's Bar412 m
The Chamberlayne489 m
The Whippet Inn581 m

Nearby gyms

Absolute Studios70 m
The Dojo193 m
Drop Gym441 m
Ellis Stockwell497 m

Nearby pharmacies

Greenfield Pharmacy521 m
Dollmead Pharmacy533 m
Smart Pharm Pharmacy549 m
Richard & Curtis969 m

Nearby health

Dermafaye463 m
Kensal Rise Dental Practise515 m
Food hygiene (5-star)76% of 72

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
130

High street

A

High street health

Investment

Investment grade, yield and market outlook

68

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Owner-occupier growth signal130

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.3%

Rent growth (1yr)

Market liquidity

Future outlook

50.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,696m
Crossrail 2 route6,432m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,498 nationally

1,560

Est. population

15,810/km²

64%

Employed

51%

Degree educated

£41,900

Median income

4.4%

Claimant rate

Inner cityVery high densityOwner occupiers / families

49

Community stability

Age profile

23%
20%
24%
19%
14%
Under 1823%
18–3420%
35–4924%
50–6419%
65+14%

Tenure

35%
29%
25%
Own outright35%
Own (mortgage)29%
Private rent25%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

37%
21%
19%
White British37%
White Other21%
Asian19%
Black9%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household35%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent11%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
132
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Local approval rate
100%
Borough approval rate
76%
Opportunity area
No
CIL rate (residential)
£130/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
39
Largest scheme
78 homes · 732/761, 732/761, Harrow Road, College Park and Old Oak, NW10 5NY
Pipeline pressure
NONE

Named schemes (500m)

DOYLE NURSERY SCHOOL, 131, DOYLE NURSERY SCHOOL, 131, College Road, NW10 5PG14 homes
completed
39 Buchanan Gardens, London, NW10 5AD6 homes
completed
Former Kensal Rise Branch Library,, Former Kensal Rise Branch Library,, Bathurst Gardens, NW10 5JA5 homes
completed
77 College Road, London, NW10 5ES, 773 homes
completed
74 Ashburnham Road, London, NW10 5SE3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
20.9%
Election year
2022
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Stephen CrabbLabour and Co-operative Party
Neil Benjamin NervaLabour and Co-operative Party
Eleanor SouthwoodLabour and Co-operative Party

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Key facts for NW10 5EX

Full postcodeNW10 5EX
Postcode districtNW10
BoroughLondon Borough of Brent
WardQueens Park
Latitude51.534064
Longitude-0.225715
Parliamentary constituencyQueen's Park and Maida Vale
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey